4100 Weiss St · Saginaw, MI 48603

$160,000

3 bd · 1.5 ba · 2,002 sqft · SingleFamily public records · 4 Days on market

Built 1950 0.40 ac lot Est $188k · 15% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.5/30.0
• ARV discount +14.2/15.0
• DSCR +6.8/10.0
• 1% rule +4.9/10.0
• Rent growth +4.4/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 3 Bedroom, 1.5 bath home with lots of charm in Saginaw Township. Hardwood Floors in several rooms. Located on an oversized, corner lot with nice landscaping throughout. The home has an address on Weiss St, but the driveway is on the less busy, Kulhman Dr. Featuring a full basement with plenty of storage areas and a half bath. Brand new attached garage featuring a workshop area and a mud room. Major updates include Roof (2013), Furnace (2016), Insulation Added (2016), Water Heater (2021), Some Windows and Siding (2024), Electrical (2024), Garage and Mud Room (2024). All appliances stay. Possession is negotiable.

Key facts

• Oversized corner lot
• Plenty of storage
• Attached garage

Tags

• HARDWOOD FLOORS
• OVERSIZED CORNER LOT
• FULL BASEMENT
• PLENTY OF STORAGE
• ATTACHED GARAGE
• WORKSHOP AREA

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage with automatic door opener; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Above-grade finished area; Below-grade partially finished area
• Exterior features: Garden; Patio; Corner lot; Paved road access; Workshop

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air listed
• Interior features: Fireplace in the living room; Partially finished full basement; Six total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (1.0% below list).
• Recommended offer: $158k (1.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#521 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Saginaw Township Community Schools (suburban): math 27% / reading 45% proficiency, ranked #265 of 540 in MI (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.7%/yr); 156 active listings in the ZIP; 154 units permitted in Saginaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Saginaw County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 7.7% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $64k; list at $160k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,360 (1.0% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.40%
• DSCR: 1.28
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $188,188
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2688 Linda St	0.24mi	3/1.5	2,124 (+6%)	7mo	$210,000	$99	72
2312 Passolt St	0.33mi	3/2.0	2,098 (+5%)	5mo	$188,900	$90	70
2711 Willard St	0.39mi	3/2.0	1,935 (-3%)	7mo	$173,000	$89	69
4291 Ann St	0.37mi	3/1.5	1,836 (-8%)	1mo	$140,000	$76	68
4240 Louise St	0.38mi	2/2.5 (-1)	1,846 (-8%)	2mo	$156,000	$85	58
3320 W Genesee Ave	0.75mi	3/1.5	2,088 (+4%)	3mo	$117,500	$56	56
4396 Bradford Dr	0.42mi	4/3.0 (+1)	2,130 (+6%)	6mo	$265,000	$124	54
2507 Kipling Dr	0.51mi	3/1.5	2,292 (+14%)	6mo	$216,000	$94	47
1839 Glendale Ave	0.67mi	4/2.0 (+1)	1,896 (-5%)	8mo	$239,900	$127	46
2509 Whitemore Pl	0.62mi	3/1.5	1,725 (-14%)	3mo	$170,000	$99	46
2834 Clayburn Rd	0.63mi	3/1.5	1,702 (-15%)	3mo	$170,000	$100	43
3117 Brockton Pl	0.70mi	3/1.5	1,744 (-13%)	4mo	$159,900	$92	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 7.71% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,885
• Equity at exit: $23,857

10-year hold

• IRR: 12.3%
• Equity multiple: 2.17×
• Total profit: $52,502
• Equity at exit: $13,834

Cash invested: $44,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48603

• Rents YoY: 7.7%
• Active inventory: 156
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$106 /mo · $1,277/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $239

Break-even live

Break-even rent $1,281

Max offer price $160,000

Occupancy floor 80%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-03
   status $160,000 Pending 4 DOM
2. 2026-06-02
   days on market $160,000 Active 4 DOM
3. 2026-06-01
   days on market $160,000 Active 3 DOM
4. 2026-05-31
   days on market $160,000 Active 2 DOM
5. 2026-05-29
   listed $160,000 Active 623-char remark

   Show marketing remark (623 chars)

   Cute 3 Bedroom, 1.5 bath home with lots of charm in Saginaw Township. Hardwood Floors in several rooms. Located on an oversized, corner lot with nice landscaping throughout. The home has an address on Weiss St, but the driveway is on the less busy, Kulhman Dr. Featuring a full basement with plenty of storage areas and a half bath. Brand new attached garage featuring a workshop area and a mud room. Major updates include Roof (2013), Furnace (2016), Insulation Added (2016), Water Heater (2021), Some Windows and Siding (2024), Electrical (2024), Garage and Mud Room (2024). All appliances stay. Possession is negotiable.

6. 2026-05-29
   listed $160,000 Active

   Show marketing remark (623 chars)

   Cute 3 Bedroom, 1.5 bath home with lots of charm in Saginaw Township. Hardwood Floors in several rooms. Located on an oversized, corner lot with nice landscaping throughout. The home has an address on Weiss St, but the driveway is on the less busy, Kulhman Dr. Featuring a full basement with plenty of storage areas and a half bath. Brand new attached garage featuring a workshop area and a mud room. Major updates include Roof (2013), Furnace (2016), Insulation Added (2016), Water Heater (2021), Some Windows and Siding (2024), Electrical (2024), Garage and Mud Room (2024). All appliances stay. Possession is negotiable.

7. 2015-11-17
   soldstatus $64,000
8. 2015-10-26
   soldstatus $64,000 455-char remark

   Show marketing remark (455 chars)

   Cute, neat three bedroom home conveniently located on Weiss, with side street access on Kuhlman. Between Mackinaw & Hemmeter, just minutes away from either State St or Bay Rd conveniences. Newer features include most Windows, Roof, Hot Water Heater, and Furnace. Refinished hardwood or New flooring in every room except living room. Newer security system and Two car detached garage with opener. One owner home ready for its new owner!!! Call Today!

9. 2015-10-26
   soldstatus $64,000

   Show marketing remark (455 chars)

   Cute, neat three bedroom home conveniently located on Weiss, with side street access on Kuhlman. Between Mackinaw & Hemmeter, just minutes away from either State St or Bay Rd conveniences. Newer features include most Windows, Roof, Hot Water Heater, and Furnace. Refinished hardwood or New flooring in every room except living room. Newer security system and Two car detached garage with opener. One owner home ready for its new owner!!! Call Today!

10. 2015-09-24
    historical
11. 2015-05-23
    listed $69,000 455-char remark

    Show marketing remark (455 chars)

    Cute, neat three bedroom home conveniently located on Weiss, with side street access on Kuhlman. Between Mackinaw & Hemmeter, just minutes away from either State St or Bay Rd conveniences. Newer features include most Windows, Roof, Hot Water Heater, and Furnace. Refinished hardwood or New flooring in every room except living room. Newer security system and Two car detached garage with opener. One owner home ready for its new owner!!! Call Today!

12. 2015-05-23
    listed $69,000

    Show marketing remark (455 chars)

    Cute, neat three bedroom home conveniently located on Weiss, with side street access on Kuhlman. Between Mackinaw & Hemmeter, just minutes away from either State St or Bay Rd conveniences. Newer features include most Windows, Roof, Hot Water Heater, and Furnace. Refinished hardwood or New flooring in every room except living room. Newer security system and Two car detached garage with opener. One owner home ready for its new owner!!! Call Today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,277 · $106/mo
• Projected year-2 tax: $1,871 · $156/mo
• Expected delta: +$593/yr (+$49/mo · 46.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,003
• − Mortgage interest: −$8,962
• − Property taxes: −$1,277
• − Insurance: −$800
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$4,655
• Taxable income: $268
• Est. tax owed @ 24.0%: −$64
• After-tax cash flow: $2,802/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Saginaw Township Community Schools
• NCES district ID: 2630450
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $48,971
• Composite: 31.01/100
• National rank: #6094
• State rank: #265 of 540 in MI

Livability — Saginaw

• Score: 63/100
• State rank: #521
• US rank: #15424

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saginaw County · 54,884 people
• City population: 54,884
• Metro: Saginaw, MI
• Population (ZIP): 27,757
• Household income: $66,352
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1106.0

Population outlook (Saginaw County) Hauer SSP2

• Today (2025): 180,568 people
• By 2030: 172,302 · -4.6%
• By 2040: 153,919 · -14.8%
• By 2050: 135,519 · -24.9%
• By 2075: 97,199 · -46.2%
• By 2100: 65,037 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 10% Asian 5% Two or more races 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 8% Lithuanian 7% Slovak 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 3% Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Saginaw

• 2024 margin: Toss-up / Even · D 47.7% · R 51.0% · Other 1.4%
• 2008→2024 swing: -20.6pp toward R · 2008: 17.3pp · 2024: -3.3pp
• All cycles: 2024: R+3.3 2020: D+0.3 2016: R+1.1 2012: D+11.9 2008: D+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.35%
• Current HPI: 152.7507
• Rent YoY: ▲ 7.71%
• Metro: Saginaw, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+131.9% since first listed

8 events — show timeline

• 2026-05-29 Listed $160,000 REALCOMP
• 2026-05-29 Listed $160,000 MiRealSource-MiMLS
• 2015-11-17 Sold (Public Records) $64,000 Public Records
• 2015-10-26 Sold (MLS) $64,000 MiRealSource-MiMLS
• 2015-10-26 Sold (MLS) $64,000 REALCOMP
• 2015-09-24 Listing Removed — MiRealSource-MiMLS
• 2015-05-23 Listed $69,000 MiRealSource-MiMLS
• 2015-05-23 Listed $69,000 REALCOMP

Property tax history

-3.5%/yr

Latest (2025): $1,277 · -34.7% YoY. Source: county tax records.